I'm still running the numbers on properties every day, but I was wondering if anyone had other suggestions, or tips for investing out of state into a better market. 

Unscrupulous Property managers in Baltimore is unfortunately par for the course.

Any tips on where to begin my venture is greatly appreciated also.

Hi John,Of course! 

Here are a few tips as you step out on your own: Attend local REI meetups and events in DFW to connect with other investors and contractors.

I went to his preview event today,  where they give you some basic info, and try to get you to sign up for there 3 day course for $997.

It seems you are falling for the alarmist rhetoric you’ve been reading and watching online.

I am not trying to be negative or a Karen, but being real so you can analyze all your options on what course of action you should take for your business and what risk level you are comfortable with.

I realize being the largest house in the neighborhood can be a drawback, but I thought the upgrades and price point would offset that.Does anyone have tips or strategies for marketing a property like this?

Student housing tips include clear lease terms, property durability, turnover, communication, market trends, and financial stability.Good luck!